207 5Th Ave #642 · San Diego, CA 92101

$240,000

1 bd · 1.0 ba · 431 sqft · Condo · 145 Days on market

Built 2008 Excellent condition $557/sqft · 13% below area Est $275k · 13% under $896/mo HOA · 35% of rent

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +13.2/15.0
• 1% rule +5.7/10.0
• Cash flow +5.4/30.0
• Condition / age +4.8/5.0
• Appreciation +4.1/10.0
• Livability +3.8/5.0
• Rent growth +2.6/5.0
• Schools +2.2/10.0
• DSCR +0.0/10.0

Listing remarks

Own a beautifully appointed 1 bedroom condo hotel suite at the iconic Hard Rock Hotel San Diego, ideally situated on the 6th floor in the heart of downtown. This inviting residence offers a comfortable and functional layout, making it an excellent opportunity for both personal use and investment. The suite features a spacious king bedroom and a thoughtfully designed living area that creates a welcoming retreat for owners and guests alike. Whether you are visiting for a relaxing getaway or enjoying the energy of downtown events, this residence delivers a true luxury hospitality experience.

Key facts

• Gaslamp quarter
• Living area
• Concierge services

Tags

• KING BEDROOM
• LIVING AREA
• GASLAMP QUARTER
• SAN DIEGO BAY WATERFRONT
• COMPLIMENTARY VALET PARKING
• CONCIERGE SERVICES

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $240k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-519 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $165k (31.3% below list).
• Meets the 1% rule at list price ($3k rent vs $240k).
• Recommended offer: $165k (31.3% below list) — sets the bar for cash-flow.
• Cap rate 3.7% vs local median 2.0% in San Diego — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 75/100 on livability (#123 in CA, #4,206 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment A+; Watch: health & safety C-, crime D+, cost of living F.
• San Diego Unified (urban): math 19% / reading 29% proficiency, ranked #393 of 517 in CA (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Perkins K-8 (363 students, 93% FRL); San Diego High (2,105 students, 62% FRL) — zoned schools average 78% FRL vs 52% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 732 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 29d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 11,759 units permitted in San Diego County in 2024 (7,244 in 5+ unit buildings).
• This rent runs 34% of the median local income ($92k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-1.8%/yr); year-one equity from $2k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• San Diego County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 145 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 35% of rent.

Recommended offer $164,847 (31.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 145 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
8. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
9. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
10. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
11. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.07% ✓
• Cap rate: 3.70%
• Cash-on-cash: -9.27%
• DSCR: 0.59
• GRM: 7.8

CMA / ARV

• ARV (median comp): $275,030
• List price: $240,000
• Delta: -12.74%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
207 5th Ave #444	0.01mi	1/1.0	431 (0%)	1mo	$215,000	$499	99
207 5th Ave #950	0.00mi	1/1.0	431 (0%)	2mo	$217,500	$505	98
207 5th Ave #940	0.02mi	1/1.0	431 (0%)	5mo	$260,000	$603	95
207 5th Ave #943	0.02mi	1/1.0	431 (0%)	5mo	$230,000	$534	95
207 5th Ave #442	0.01mi	1/1.0	431 (0%)	9mo	$230,000	$534	92
207 5Th Ave #838	0.00mi	1/1.0	431 (0%)	10mo	$257,000	$596	92
207 5Th Ave #604	0.01mi	1/1.0	338 (-22%)	10mo	$246,000	$728	66
2585 J St	1.26mi	1/1.0	420 (-3%)	3mo	$699,999	$1,667	58
1970 Columbia St #400	1.30mi	1/1.0	459 (+6%)	1mo	$399,000	$869	54
2650 Broadway #103	1.44mi	1/1.0	405 (-6%)	7mo	$350,000	$864	49
278 C Ave	1.12mi	1/1.0	512 (+19%)	0mo	$855,000	$1,670	40
1262 Kettner Blvd #503	0.94mi	1/1.0	505 (+17%)	6mo	$360,000	$713	35

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.82% appreciation · 0.35% rent growth · sell at horizon

5-year hold

• IRR: -26.3%
• Equity multiple: 0.02×
• Total profit: $-65,949
• Equity at exit: $48,681

10-year hold

• IRR: -28.2%
• Equity multiple: -0.68×
• Total profit: $-112,754
• Equity at exit: $43,592

Cash invested: $67,200 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 18 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City: — inherits STATE

AB1482 statewide rent cap (10% + CPI). Cities (SF/LA/Berkeley) layer stricter rules. Just-cause statewide.

Methodology + full state rankings →

Active competition Active MLS

• For sale now: 1 active · 1 under contract
• Median asking: $420,000 ($820/sqft)
• Median days on market: 28 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -22.2% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 92101

• Home prices YoY: -0.8%
• Rents YoY: 0.3%
• Active inventory: 732
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,576 high
• Mortgage (P&I): −$1,259
• Tax est. 1.5%: −$300 /mo · $3,600/yr
• Insurance: −$100
• HOA: −$896
• Vacancy / Maint / Mgmt: −$541
• Net cashflow: $-519

Break-even live

Break-even rent $3,234

Max offer price $164,847

Occupancy floor —

Sensitivity live

Price	-10% $-354	-5% $-436	+0% $-519	+5% $-602	+10% $-685
Rent	-10% $-723	-5% $-621	+0% $-519	+5% $-418	+10% $-316
Rate	-1.0pp $-399	-0.5pp $-458	base $-519	+0.5pp $-582	+1.0pp $-645

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $60,000
• Closing costs: $7,200
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1941 Columbia St Unit 302 San Diego, CA	1.0	1.0	360	$2,450	$6.81	28d	1	1.28mi
1941 Columbia St San Diego, CA	—	1.0	360	$2,350	$6.53	7d	1	1.28mi
2154 Union St San Diego, CA	1.0	1.0	350	$2,900	$8.29	119d	1	1.43mi
806 S 27th St San Diego, CA	2.0	1.0–2.0	639	$2,795	$4.37	0d	16	1.44mi
326 Juniper St San Diego, CA	1.0	1.0–2.0	490	$2,700	$5.50	1d	3	1.48mi
326 Juniper St San Diego, CA	1.0	1.0	364	$2,875	$7.90	119d	14	1.48mi

Property features AI

Finance

• Other: Zoned commercialLocated across from the San Diego Convention Center in the Gaslamp area
• Financial info: Number of units in the community: 418Assessments: Unknown
• HOA & community: Part of an association managed by Management De Novo, Inc.Monthly association fee of $896Association amenities include: pool, spa, gym/exercise room, onsite property management, maid service, maintenance of grounds, insurance, utilities, trash, hot water, sewer

Exterior

• Utilities: Water included in association amenitiesSewer included in association amenitiesTrash service included in association amenitiesHot water included in association amenitiesOther utilities included in association amenities
• Home design: Attached propertyTotal of 12 stories in the buildingEntry on level 1
• Construction: Year built per assessor
• Exterior features: Community poolWaterfront settingUrban location with street lightingHas a view

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central cooling
• Interior features: One-level unitEntry area
• Laundry & utility: No laundry in unit

HOA detail $896/mo · $10,752/yr condo

• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-09-23
   days on market $240,000 Active 145 DOM
2. 2026-09-22
   days on market $240,000 Active 144 DOM
3. 2026-09-21
   days on market $240,000 Active 143 DOM
4. 2026-09-19
   days on market $240,000 Active 141 DOM
5. 2026-09-18
   days on market $240,000 Active 140 DOM
6. 2026-09-17
   days on market $240,000 Active 139 DOM
7. 2026-09-16
   days on market $240,000 Active 138 DOM
8. 2026-09-15
   days on market $240,000 Active 137 DOM
9. 2026-09-14
   days on market $240,000 Active 136 DOM
10. 2026-09-13
    days on market $240,000 Active 135 DOM
11. 2026-09-12
    days on market $240,000 Active 134 DOM
12. 2026-09-11
    days on market $240,000 Active 133 DOM
13. 2026-09-05
    days on market $240,000 Active 127 DOM
14. 2026-09-04
    days on market $240,000 Active 126 DOM
15. 2026-09-03
    days on market $240,000 Active 125 DOM
16. 2026-08-31
    days on market $240,000 Active 122 DOM
17. 2026-08-30
    days on market $240,000 Active 121 DOM
18. 2026-08-29
    days on market $240,000 Active 120 DOM
19. 2026-08-28
    days on market $240,000 Active 119 DOM
20. 2026-08-27
    days on market $240,000 Active 118 DOM
21. 2026-08-25
    days on market $240,000 Active 116 DOM
22. 2026-08-24
    days on market $240,000 Active 115 DOM
23. 2026-08-23
    days on market $240,000 Active 114 DOM
24. 2026-08-22
    days on market $240,000 Active 113 DOM
25. 2026-08-21
    days on market $240,000 Active 112 DOM
26. 2026-08-20
    days on market $240,000 Active 111 DOM
27. 2026-08-19
    days on market $240,000 Active 110 DOM
28. 2026-08-18
    days on market $240,000 Active 109 DOM
29. 2026-08-17
    days on market $240,000 Active 108 DOM
30. 2026-08-16
    days on market $240,000 Active 107 DOM
31. 2026-08-15
    days on market $240,000 Active 106 DOM
32. 2026-08-14
    days on market $240,000 Active 105 DOM
33. 2026-08-13
    days on market $240,000 Active 104 DOM
34. 2026-08-12
    days on market $240,000 Active 103 DOM
35. 2026-08-11
    days on market $240,000 Active 102 DOM
36. 2026-08-10
    days on market $240,000 Active 101 DOM
37. 2026-08-09
    days on market $240,000 Active 100 DOM
38. 2026-08-08
    days on market $240,000 Active 99 DOM
39. 2026-08-06
    days on market $240,000 Active 97 DOM
40. 2026-08-05
    days on market $240,000 Active 96 DOM
41. 2026-08-04
    days on market $240,000 Active 95 DOM
42. 2026-08-03
    days on market $240,000 Active 94 DOM
43. 2026-07-31
    days on market $240,000 Active 91 DOM
44. 2026-07-30
    days on market $240,000 Active 90 DOM
45. 2026-07-30
    days on market $240,000 Active 89 DOM
46. 2026-07-28
    days on market $240,000 Active 88 DOM
47. 2026-07-24
    days on market $240,000 Active 84 DOM
48. 2026-07-23
    days on market $240,000 Active 83 DOM
49. 2026-07-22
    days on market $240,000 Active 82 DOM
50. 2026-07-21
    days on market $240,000 Active 81 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $30,915
• − Mortgage interest: −$13,444
• − Property taxes: −$3,600
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,473
• − Management: −$2,473
• − HOA: −$10,752
• − Depreciation: −$6,982
• Taxable loss: −$10,009
• Est. tax savings @ 24.0%: +$2,402
• After-tax cash flow: $-3,830/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 12 photos

Excellent 95/100 None rehab

This beautifully appointed 1-bedroom condo hotel suite at the iconic Hard Rock Hotel San Diego is in excellent condition with no visible repairs or maintenance needed. The property offers a luxurious hospitality experience and is located in the vibrant Gaslamp Quarter, making it an excellent investment opportunity.

Value-add opportunities

• Both Upgrade lighting fixtures to modern LED — Modernize the space and improve energy efficiency ↑
• Both Install smart home automation system — Enhance convenience and energy savings ↑
• Both Add smart thermostat — Improve energy efficiency and comfort ↑
• Both Install smart security system — Enhance safety and convenience ↑

Zoned Schools

Elementary Perkins K-8 High San Diego High

Schools (NCES district)

• District: San Diego Unified
• NCES district ID: 0634320
• Math proficiency: 19% ▼ -29.00%
• Reading proficiency: 29% ▼ -28.00%
• Median HH income: $61,673
• Composite: 22.31/100
• National rank: #8135
• State rank: #393 of 517 in CA

B Composite livability gradescore 75/100

Livability — San Diego

• Score: 75/100
• State rank: #123
• US rank: #4206

Category grades

Amenities A+ Commute A+ Cost of living F Crime D+ Employment A+ Housing C+ Health & safety C- User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: San Diego, CA
• County: San Diego County · 3,678,185 people
• City population: 1,397,612
• Metro: San Diego-Chula Vista-Carlsbad, CA
• Population (ZIP): 51,805
• Household income: $91,566
• Rent vs Own: 77.4% rent · 22.6% own
• Severe rent burden: 11% of renters

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Population outlook (San Diego County) Hauer SSP2

• Today (2025): 3,678,185 people
• By 2030: 3,856,546 · +4.8%
• By 2040: 4,171,407 · +13.4%
• By 2050: 4,421,607 · +20.2%
• By 2075: 4,831,599 · +31.4%
• By 2100: 4,832,502 · +31.4%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 54% Hispanic / Latino 24% Two or more races 12% Asian 10% Black 8%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Romanian 3% Lithuanian 2% Italian 2%
• Foreign-born: 19% · Canada, China, Vietnam
• Languages at home: 74% English-only · Spanish 15% Other Indo-European 3% Other Asian/Pacific 1%

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Political lean MEDSL · San Diego

• 2024 margin: D (+16.8) · D 56.9% · R 40.1% · Other 2.9%
• 2008→2024 swing: +6.6pp toward D · 2008: 10.2pp · 2024: 16.8pp
• All cycles: 2024: D+16.8 2020: D+22.8 2016: D+17.8 2012: D+5.1 2008: D+10.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.82%
• Current HPI: 224.0762
• Rent YoY: ▲ 0.35%
• Metro: San Diego-Chula Vista-Carlsbad, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

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Industry mix (Fortune 500 HQ in CA)

Industry	F500 HQs	Revenue
▸Technology	27	$1,492B
▸Financial Services	3	$174B
▸Retail	3	$44B
▸Insurance	3	$26B
▸Media / Entertainment	2	$115B
▸Pharmaceuticals / Biotech	2	$62B

Property features AI

Finance

• Other: Zoned commercialLocated across from the San Diego Convention Center in the Gaslamp area
• Financial info: Number of units in the community: 418Assessments: Unknown
• HOA & community: Part of an association managed by Management De Novo, Inc.Monthly association fee of $896Association amenities include: pool, spa, gym/exercise room, onsite property management, maid service, maintenance of grounds, insurance, utilities, trash, hot water, sewer

Exterior

• Utilities: Water included in association amenitiesSewer included in association amenitiesTrash service included in association amenitiesHot water included in association amenitiesOther utilities included in association amenities
• Home design: Attached propertyTotal of 12 stories in the buildingEntry on level 1
• Construction: Year built per assessor
• Exterior features: Community poolWaterfront settingUrban location with street lightingHas a view

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central cooling
• Interior features: One-level unitEntry area
• Laundry & utility: No laundry in unit

Price history

1 event — show timeline

• 2026-05-01 Listed $240,000 CRMLS